75A - PH - ZONING - 1728 AND 1732 W 2ND ST

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Amendment Application No, 2014 -03 Variance No. 2014 -03 July 28, 2014 Page 4 Industrial (M1) zoning district. Subsequently, since the site has been vacant for over one year, any proposed development on these properties for industrial uses would require multiple variances from the M1 development standards. Additionally, the General Plan Land Use designation for the subject properties is Low - Density Residential (LR -7) which is inconsistent with the current Light Industrial zoning designation and would also have to be amended prior to developing the property for any industrial uses. The zone change for the project is being recommended for approval due to two reasons. First, the master plan for development in the City, the General Plan, has designated this site as residential due to the development pattern in the area and the effects industrial uses have on the health, safety and welfare on residential properties. Second, the properties size and overall lack of compliance with the industrial development standards support the zone change request to Two- Family Residential (R2) (Exhibit 10). Setback Variance The applicant is requesting a variance from the development standards established in the SAMC. Specifically, relief is requested from Sections 41 -249 and 41 -250, which establish the minimum front and side yard setbacks for single - family residences. Variance requests are governed by Section 41- 638 of the SAMC. Variance requests may be granted when it can be shown that the following can be established: • That there exists a special circumstance related to the property, such as size, shape, topography, location or surroundings. That the granting of the variance is necessary for the preservation and enjoyment of substantial property rights. • That the granting of the variance will not be detrimental to the public or surrounding property • That the granting of the variance will not adversely affect the General Plan. If these findings can be made, then it is appropriate to grant the variance. Conversely, the inability to make these findings would result in a denial. Using this information, staff has prepared the following analysis, which forms the basis for the recommendation contained in this report. The Planning Commission recommends approval of the variance to allow a reduction in required building setbacks at 1732 West Second Street due to the special circumstances related to the property's reduced overall size and street frontage, To minimize impacts to the neighborhood, and at the direction of the Planning Commission, the project has been redesigned to remove the proposed second dwelling unit and maximize the rear yard open space. 75A -6